1 Larkfield Gardens, Harold's Cross, Dublin 6WD6WDP28
€450,000
3 Bed~1 Bath~62 m²~BER G
What you'll like:
- Desirable Dublin 6W Location: Situated in a highly sought-after and mature residential road, ensuring long-term property desirability and strong community appeal for future buyers.
- Westerly Rear Garden: Features a wonderfully private and exceptionally spacious rear garden capturing afternoon and evening sunshine, ideal for outdoor entertaining and relaxation.
- Off-Street Parking Provided: Benefits from valuable off-street parking at the front, offering significant convenience and security in this bustling urban neighbourhood.
- Convenient Side Access: Includes practical side access providing easy entry to the rear garden without needing to pass through the main interior living spaces.
- Charming 1940s Character: Built in the 1940s, the home retains a mature character and solid construction footprint that appeals to buyers seeking traditional neighborhood charm.
- Proximity to Villages: Located within close proximity to the vibrant villages of Terenure, Harold's Cross, Kimmage, and Sundrive for excellent local shopping options.
- Accessible City Centre: Dublin City Centre is easily reachable from the address, providing great convenience for working professionals commuting into the capital daily.
- Strong Public Transport: The surrounding area is exceptionally well served by numerous regular bus routes ensuring seamless transit access across the wider metropolitan region.
- M50 Road Network: Motorists enjoy convenient access to the M50 road network nearby, ensuring excellent connectivity for regional travel throughout Ireland and beyond.
- Well-Proportioned Layout: Internally, the accommodation is bright and well-arranged, creating a comfortable everyday living environment for small families or first-time buyers alike.
- Generous Double Bedrooms: Upstairs features two well-sized double bedrooms, providing flexible accommodation options for growing family needs or welcoming overnight guests.
- Block-Built Storage Shed: Includes a practical block-built shed in the rear garden, offering valuable additional secure storage space for bicycles, tools, and equipment.
- Natural Light Flow: The spacious sitting and dining room enjoys a large picture window overlooking the garden, flooding the main living space with natural light.
- Stable Asking Price: The asking price has remained stable at €450,000 without erratic fluctuations, indicating a straightforward and consistent vendor pricing strategy from the start.
- Local School Options: Residents are spoiled for choice with a great selection of local schools located nearby, making the address attractive for young families.
- Abundant Local Amenities: The neighbourhood boasts an abundance of local shops, cafés, restaurants, and convenience stores situated within comfortable walking distance.
- Green Spaces Nearby: Access to local parks provides fantastic outdoor recreational opportunities for residents seeking active lifestyles and pleasant weekend walking routes.
- First-Time Buyer Appeal: The compact floor area and manageable price point create an accessible entry opportunity for first-time purchasers entering the housing market.
- Trade-Up Potential: Offers a wonderful foundation for growing families hoping to acquire a fixer-upper project while remaining within a highly desirable postal district.
- Well Maintained Structure: The listing notes that the property has been well maintained over the decades, providing a solid baseline for immediate occupation.
But keep in mind:
- Extremely Poor BER Rating: The property holds a G energy rating with a high energy performance indicator, meaning extensive and costly retrofitting will be required immediately.
- Compact Floor Area: Measuring only 62 square metres, the total living space is quite compact and may feel restrictive for growing families over the long term.
- Single Bathroom Configuration: Features only one bathroom located conveniently off the hallway, which could create morning congestion and practical inconveniences for a multi-person household.
- Substantial Retrofit Costs: Bringing a G-rated 1940s home up to modern energy efficiency standards will demand a significant financial investment in insulation, heating, and windows.
- Single-Glazed Windows Risk: Older properties with poor energy ratings often feature legacy windows that require total replacement to eliminate drafts and improve thermal retention.
- Outdated Heating System: The presence of an open fireplace and older radiators suggests the heating infrastructure should be thoroughly inspected and likely upgraded by specialists.
- Small Third Bedroom: Bedroom three is a compact single room measuring just over two square meters, severely limiting its utility as anything other than a tiny office.
- Limited Kitchen Dimensions: The compact kitchen layout offers restricted counter space and storage, which may frustrate buyers who enjoy cooking or entertaining large groups.
- Potential Electrical Upgrades: Given the 1940s construction date, the electrical wiring system should be professionally surveyed to ensure it meets current safety standards.
- Plumbing System Age: Original or dated plumbing infrastructure may lurk behind tiled walls, creating hidden risks of leaks or required pipe replacements during renovations.
- Restricted Ground Floor Flow: The separation of kitchen and living areas prevents an open-plan layout, potentially requiring costly structural wall alterations for modern tastes.
- High Renovation Demand: Competing with other buyers for fixer-upper properties can drive up total out-of-pocket expenses well beyond the initial purchase price.
- Uncertainty Around Extensions: Building an extension to expand the modest 62 square metre footprint will require careful planning permission checks and substantial construction budgets.
- Potential Damp Issues: Older homes of this era with low energy ratings can be prone to condensation and dampness, requiring thorough pre-purchase damp surveying.
- Roof Insulation Verification: Buyers must verify the depth and quality of attic insulation, as a G rating typically indicates poor roof thermal performance.
- Ventilation Challenges: Modernizing insulation without installing proper mechanical ventilation systems can exacerbate indoor air quality and moisture accumulation problems.
- Parking Constraints: While off-street parking is provided, the front driveway space may be narrow or limited, making it tight for larger modern vehicles.
- Garden Maintenance Demands: The expansive lawn and garden beds require regular landscaping upkeep to maintain the tidy appearance highlighted in promotional descriptions.
- Future Expansion Costs: Expanding upwards into the attic space may be structurally challenging or cost-prohibitive depending on the existing roof timber framing.
- Asking Price Alignment: At €450,000 for a G-rated 62-square-metre home, buyers must carefully evaluate whether the location justifies the heavy capital outlay required for upgrades.
Price positioning
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- The asking price of four hundred fifty thousand euros appears significantly below local market values because standard three-bedroom houses in this mature residential neighborhood regularly command much higher figures when transacting.
- Valuation signals heavily indicate an entry-level pricing strategy designed to stimulate intense competitive bidding, given that nearby properties on the same road have recently achieved substantial trading levels well above this figure.
- Factors that could significantly undermine or support this initial quotation include the exceptionally poor energy rating of G requiring immediate capital expenditure versus the highly desirable westerly garden aspect and prime Dublin 6W location.
- Additional market relevance stems from the compact floor area of sixty-two square meters and historical pricing stability on the street, which collectively suggest the final transaction value will rise substantially past the initial guide price.
Build Analysis
What we know from similar construction types
- The property is a traditional 1940s-built home spanning approximately 62 square metres, featuring a three-bedroom, one-bathroom layout.
- Given its 1940s construction, a buyer should investigate the presence of original building materials, outdated wiring, plumbing systems, and potential structural timber issues such as rot or woodworm.
- The BER rating of G indicates very poor energy efficiency, suggesting that the property likely lacks adequate wall insulation, double glazing, and modern heating controls, which a buyer should verify via a professional survey.
- The presence of a block-built shed in the rear garden should be inspected for structural integrity and dampness.
- With a floor area of 62 square metres, future occupants looking to expand should investigate planning permission requirements and structural feasibility for a rear or side extension, subject to local guidelines.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating, indicating that it requires a comprehensive deep retrofit to achieve a modern energy efficiency standard (such as a B2 or A rating).
- Estimated deep retrofit costs for a 62 square metre home typically range from €40,000 to €70,000, depending on the extent of external wall insulation, internal drylining, roof insulation, window and door replacements, and the installation of a heat pump system.
- Grants from the Sustainable Energy Authority of Ireland (SEAI) may be available to offset a portion of these upgrade costs, though substantial upfront capital will be required.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately EUR 1,800 to EUR 2,500.
- Explanation: Given the floor area of 62 square meters and the very poor G energy rating, the property has high thermal inefficiency and significant heat loss, resulting in elevated heating demands.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is located a short distance outside of mapped river flood zones according to the Eastern CFRAM study.
- Harold's Cross and surrounding Dublin 6W areas generally benefit from an elevated inland setting relative to major tidal and river floodplains.
- Standard surface water management during intense rainfall remains a sensible consideration for any urban residential garden setting.
The property is outside the mapped flood area. But the nearest mapped area is approximately 65 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
105 LARKFIELD GARDENS, HAROLDS CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €702,000.00
84 LARKFIELD GARDENS, HAROLDS CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €660,000.00
22 LARKFIELD GARDENS, HAROLDS CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €565,000.00
119 LARKFIELD GARDENS, DUBLIN 6W, DUBLIN
- Sale date
- Declared sale price
- €510,000.00
18 LARKFIELD GARDENS, HAROLDS CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €624,000.00
Recent sales in the wider Harold S Cross area
140 CORRIB RD, TERENURE, DUBLIN 6W
- Sale date
- Declared sale price
- €525,000.00
APT 1, 50 KENILWORTH PARK, HAROLDS CROSS
- Sale date
- Declared sale price
- €1,410,000.00
45 WELLINGTON ROAD, TEMPLEOGUE, DUBLIN 6W
- Sale date
- Declared sale price
- €405,555.33
75 CYPRESS GROVE RD, DUBLIN 6W, DUBLIN
- Sale date
- Declared sale price
- €780,000.00
17 GREENMOUNT COURT, HAROLD'S CROSS, DUBLIN 12
- Sale date
- Declared sale price
- €900,000.00
Source: Property Services Regulatory Authority (PSRA), Residential Property Price Register (PPR). Matching uses address information published by the PPR rather than measured map distance. It may omit nearby properties on differently named streets.
Last Sale
A confidently matched previous PPR transaction for this property
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €4,500 — 1% of €450,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: approximately EUR 1,500 to EUR 3,000 excluding outlays and VAT.
- Land registration fees: approximately EUR 400 to EUR 800 depending on the property value and registration type.
- Property valuation fees: approximately EUR 150 to EUR 300 for a standard mortgage valuation.
- Surveyor fees: approximately EUR 500 to EUR 1,200 depending on the level of detail in the structural survey.
- Annual home insurance: approximately EUR 350 to EUR 700 depending on the level of cover chosen.
Forum Talk
What people are saying about this area
- Residents in the Harold's Cross and Kimmage areas frequently discuss the great sense of community and the convenience of local village amenities.
- Local forums often highlight ongoing traffic management and public transport improvements as key discussion points for commuters heading into Dublin city centre.
- The proximity to local parks and green spaces is frequently praised by families living in the surrounding residential roads.
- Community groups regularly share updates regarding local neighbourhood watch schemes and upcoming community events in the Dublin 6W area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms and a spacious westerly facing rear garden, making it suitable for young families. However, buyers should investigate the implications of the G energy rating regarding warmth and heating costs for children.
- Teenagers6/10
With three bedrooms, there is reasonable space for teenagers, though the 62 square meter floor area is relatively compact. Proximity to Dublin City Centre and local amenities provides good independence for older youths.
- Multi-generational Living3/10
At 62 square meters with a single bathroom and three modest bedrooms, the floor plan is quite restrictive for multi-generational living arrangements.
- Single Buyers8/10
An appealing option for single buyers looking to establish themselves in a mature residential area of Dublin 6W with good transport links and off-street parking.
- Couples8/10
Provides a comfortable layout for couples wanting extra space for a home office or guest room, complemented by a private garden and a convenient location near local villages.
- Empty Nesters6/10
The single-level ground floor and manageable overall size could suit empty nesters, though the stairs and potential need for significant energy upgrades should be considered.
- Retirees5/10
While located in a mature and accessible neighbourhood, retirees should verify the costs and disruptions associated with upgrading the G energy rating to ensure comfortable long-term living.
Work
3 areas- Remote Working7/10
The third bedroom offers flexible space for a dedicated home office, though buyers should verify broadband speeds in the area.
- Hybrid Commuting8/10
Numerous bus routes and easy access to the M50 road network provide strong connectivity for hybrid commuters heading into Dublin and beyond.
- Retired6/10
Proximity to local healthcare and neighbourhood conveniences suits retirement, though energy efficiency upgrades may be a priority.
Practical
8 areas- Ageing in Place5/10
While the neighbourhood is mature and stable, the presence of stairs and a bathroom on the lower level may require modifications for long-term ageing in place.
- Low Maintenance4/10
Built in the 1940s and carrying a G energy rating, the property will likely require significant maintenance and thermal upgrade works.
- Secure Gated Entry2/10
The property features an open front with off-street parking rather than a secure gated entry system.
- Minimalist Design4/10
Traditional 1940s layout with defined rooms rather than open-plan minimalist architecture.
- Flexible Floor Plans6/10
Three bedrooms provide flexibility for bedrooms, guest rooms, or home offices within its 62 square meter footprint.
- Heritage Home6/10
Dates back to the 1940s on a mature residential road, retaining some period character alongside maintenance needs.
- Ecological Setup1/10
The G energy rating and 1940s construction indicate poor current energy efficiency, requiring substantial investment in eco-friendly retrofitting.
- Outdoor areas8/10
Highlights an exceptional, private, westerly-facing rear garden with lawn, mature planting, and a practical block-built storage shed.
Interests
9 areas- Gardening7/10
Features an exceptionally spacious westerly aspect rear garden predominantly laid in lawn and bordered by trees, shrubs, and plants.
- Walking8/10
Proximity to local parks, urban villages, and accessible sidewalks makes this a convenient location for walking enthusiasts.
- Gym6/10
General urban location implies reasonable access to local fitness facilities, though specific gym amenities require local verification.
- Cycling7/10
Flat suburban surroundings and manageable distance to the city centre offer decent cycling connectivity, though cyclists should check local bike lane infrastructure.
- Golf5/10
Standard suburban location in south Dublin with typical access to regional golf courses, though none are immediately adjacent.
- Fishing2/10
An inner-suburban residential setting with no notable freshwater fishing opportunities directly nearby.
- Horse Riding2/10
Highly urbanized environment with no equestrian facilities in the immediate vicinity.
- Water Sports2/10
Inland location with no immediate access to rivers or coastal waters suitable for water sports.
- Entertaining7/10
The combination of a bright living/dining room and a spacious westerly rear garden provides a good environment for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated on a mature residential road in Harold's Cross that enjoys a quiet setting, while still benefiting from nearby amenities.
- Rural Living1/10
This is an urban residential setting within Dublin 6W, far removed from rural characteristics.
- Village Living8/10
The property is within close proximity to the vibrant villages of Terenure, Harold's Cross, Kimmage, and Sundrive, offering a strong community village feel.
- Coastal Living1/10
The location is well inland in Dublin with no direct proximity to the coast.
- Urban Living8/10
Excellent urban access with easy reach to Dublin City Centre, regular public transport routes, and local shops and conveniences.
Social
6 areas- Community Involvement7/10
Located on a mature residential road with a well-established local community feel across Harold's Cross and Terenure.
- Café Culture8/10
Residents are spoiled for choice with a wide selection of local cafés and restaurants in the surrounding urban villages.
- Nightlife6/10
Good access to local pubs and eateries nearby, with deeper nightlife options easily reachable in Dublin City Centre.
- Health/Wellness groups6/10
Urban setting supports local health and wellness groups, pilates & stretching classes, and community clubs.
- Networking Opportunities6/10
Proximity to the capital provides broad professional networking avenues, though the immediate area is primarily residential.
- Tech-Hub Connectivity7/10
Good transport links to Dublin's major employment and technology centres, though remote connection quality should be tested.
Listing information
- Agent
- Sherry FitzGerald Terenure
- Phone
- 01 490 7433
- Current status
- active
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-5B6478HouseDelve · Republic of IrelandReport checks
Sources used: Public marketplace, Property Price Register, and grounded web research where available.
Automated quality checks: Passed
* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.